The "How to" of IFMA Area Measure

IFMA Ottawa April 2010 Presented By: Meredith Thatcher, CFM, LEED [email protected]

© Thatcher Workplace Consulting 1

THE“h t ”THE“how-to”OF IFMA AREA MEASUREMENT

Meredith Thatcher, IFMA Fellow, CFM, LEED® APThatcher Workplace Consulting

AGENDAth t d dthe standards

unified approach

6 key concepts

the rules

case study

summary



standardsthe

Facility professionals, building ownersbuilding owners and building managers commonly use two measurement standards to measure floor area in office buildings.



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IFMA | ASTM E1836-08|• standard classification for building floor area measurements for facility management

• used primarily by facility managers

• determine the amount of floor areadetermine the amount of floor area available for fit-up and chargeback

• focus on calculating ‘plannable’ and ‘assignable’



ANSI/BOMA Z65.1-1996New Version

in 2010!• standard method for measuring floor area in office buildings

• used primarily by building owners and managers

in 2010!

• calculating the amount of ‘rentable’ and ‘usable’ area available for lease

approacha unified



b th•measurable elements of floor area

it includes:

both standards will reference this

floor area•terms for which minimum measurements are required to support the current calculations in the two standardsthis

document •minimum level of detail-measure only what you need to measure

b th•calculations

it excludes:

both standards will reference this

•exterior gross building area

•un-enclosed circulation paths and gathering areas

•no specific tolerance for accuracy of measurements this

documentAccuracy dependent on local situation

accuracy of measurements



the goal t d thto reduce the time, costand effort required to producetwo sets of floortwo sets of floor area measurements

the solution



past challenges•confusion in the marketplaceconfusion in the marketplace

individually modified standardswhen to use which standardduplicate or inconsistent use of

terminologysome terminology is too close

•optional use of standardsp

other challenges•standards were subject t i t t tito interpretation

•marketplace commitment to chosen

•multiple versions of multiple standards

Adoption of new standard is expensive and time consuming

standard



so, we created a document that:•includes a taxonomy and measurement procedure

•provides a common methodology and definitions

•has the capability to measure different categories of floor area in a building once!categories of floor area in a building - once!

•uses these measurements to produce calculations detailed in either standard

focuses on•level of effort needed to belevel of effort needed to be appropriate for the intended purpose

•desire for KISS principle•need to eliminate room for error

•justify the ROI

•need to pass a reasonableness test



measurement vs. calculationmeasurement:measurement:

1. The act of measuring or the process of being measured.

2. The dimension, quantity, or i d i d bcapacity determined by

measuring: the measurements of a room.

measurement vs. calculationcalculation:

1. The act, process, or result of calculating.i.e. To perform a mathematical process



specific objectives:p j•develop a common system for measuring•include directions to manage the placement of boundaries between measured elements•provide diagrams to illustrate the hierarchy of wall measurementswall measurements

conceptssix key



six key concepts:1 sequence of measurement1.sequence of measurement2.wall priority3.boundary line placement4.perimeter encroachments5.amenity areas and service areas6.circulation areas

y

1. sequence of measurement:•although any area can be measuredalthough any area can be measured in any order, understanding the overall sequence of measurement is a key concept in this approach•sequence of measurement supports:

-appropriate wall priorityifi b d li l t-specific boundary line placement

-consistent measurement methodology



1.overview: sequence of measurementB. Exterior Gross Area

Figure 1Excluded

AreaInterstitial

AreaRestrictedHeadroom

InteriorParkingA. Interior Gross Area C. Plannable Gross Area

Void Areas Major VerticalPenetrations

Service Areas Base BuildingCirculation


Service Areas PrimaryCirculation

B. Exterior Gross Area B. Exterior Gross Area Figure 1

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParkingA. Interior Gross Area A. Interior Gross Area C. Plannable Gross Area C. Plannable Gross Area







Figure 1

Exterior Gross to Dominant Portion

Perimeter Encroachments Perimeter Encroachments

Figure 2


A. Usable Area C. Plannable Area






Usable Area Plannable Area

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking



Figure 2


A. Usable Area A. Usable Area C. Plannable Area C. Plannable Area






Usable Area Plannable Area

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking

Figure 2

Figure 3


A. Breakdown of Usable Area






Tenant Area

Amenity Area

C. Breakdown of Plannable Area

Interior EncroachmentsRestricted

Occupant Void Area

Secondary CirculationUnassignable Area

Assignable Area

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking

Figure 3


A. Breakdown of Usable Area A. Breakdown of Usable Area






Tenant Area

Amenity Area

C. Breakdown of Plannable Area C. Breakdown of Plannable Area

Interior EncroachmentsRestricted

Occupant Void Area

Secondary CirculationUnassignable Area

Assignable Area

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking

Figure 3

1. figure 1: sequence of measurement

RestrictRestrictedH d

Interior P ki

Excluded InterstitialA

Exterior GrossArea

Interior Gross Area

Plannable Gross Area

Are AreRestrict

Major VerticalPenetration

Service AreaPrimary

Circulation Area

HeadroomArea

Parking Area

Area Area

Void Area

Service Area Base Building


Void Area

Perimeter





1. figure 2: sequence of measurementExterior Gross

AreaUsableArea

Restricted Interior Excluded Interstitial

PlannableArea

HeadroomArea

Parking Area

Area Area


Service Area Primary Circulation

Void AreaVoid Area

Service Area Base Bldg Circulation

Usable Plannable



Perimeter Perimeter Encroachments Perimeter Encroachments

Usable Area

Plannable Area

1.figure 3: sequence of measurement

Breakdown of Plannable Area

Exterior Gross toDominant Portion

Breakdown ofUsable Area

Amenity Area

ExcludedArea

InterstitialArea

RestrictedHeadroom

InteriorParking



Major Vertical

Base Building

Void Area Penetration

Service Area Circulation

Amenity Area

ExcludedArea

RestrictedHeadroom

Area

InteriorParking

Area

ExcludedArea

InterstitialArea

Restricted Area

Interior Encroachments

Occupant Void Area


Service Area Primary Circulation

Void Area


Perimeter Encroachments

Tenant Area

Exterior Gross to Dominant PortionPerimeter Encroachments

yTenant Area

Unassignable Area

Assignable Area


Secondary Circulation



2. wall priority•area measurements can:•area measurements can:

-include the enclosing walls (floor area taken up by wall(s) is generally includedwith the measured element) -include part of the enclosing walls (commonly called centerline)-exclude the enclosing walls

•wall priority or hierarchy protects against areas being measured twice

3.boundary line placement•place boundary lines so that all of the area being measured is defined and so that no area is measured or counted more than once•accurate measurement depends upon:

-determining the correct placement of boundary linesplacement of boundary lines between adjacent elements of floor area, and-measuring the floor areaelements in a specific order



3. boundary line placement•determine boundary lines according to sequence of measurement, wall priority and boundariesmeasurement, wall priority and boundaries determined by definition (defined boundary)

•the boundary lines around an area form a polygon, which is used to measure the area

3.boundary line placement



4.perimeter encroachments•represent the primary area difference between the twodifference between the two standards

•identification and definition of perimeter encroachment(s) helps users of both standards to navigate between the two gstandards

4.perimeter encroachments



5.amenity and service areas•four possibilities

allocate to either:allocate to either:-all occupants of the floorwhere the area is located, or-all occupants in a building, or-all occupants of a campus, or-a limited group of occupants within a campus, building or floor

Primary Circulation Areas6. circulation areas

•represents the reasonable minimum path, considering tenant/occupant space configuration, on a floor necessary for access to egress stairs elevator lobbiesstairs, elevator lobbies, bathrooms, refuge areas, building lobbies and entrances



6. circulation areasPrimary Circulation on

a vacant floor (may also be Base Building

Circulation) Base Building

Primary Circulation on a fit-up floor

Base BuildingCirculation Area

•represents the minimum path to connect service areas elevators and

Primary Circulation on a fit-up floor

areas, elevators and emergency exits for the floor

rulesthe



3 easy steps

matrix for facility management

23 easy steps for users to determine measurement rules for

l bl

1

Fplannable area…. 3

3 easy steps

matrix for building owners and managers

2for users to determine measurement rules for rentable and

1

Fusable area….3



matrix for facility management•each matrix uses these possible conditions to assign one of the following seven keys to each cell in the matrix:of the following seven keys to each cell in the matrix:

-measure to the dominant portion, which is a defined boundary (D1)-measure to the face of the perimeter encroachment (D2)-include part of the wall -the centerline method (C)-include enclosing walls (W)-exclude enclosing walls (F)g ( )-optional measurement (OPT)-not applicable (N/A)

taxonomy• Amenity area• Assignable area•

• Occupant void area• Perimeter encroachment•• Base building circulation

• Building• Excluded area• Finished surface• Floor• Interior encroachment• Interior gross area

• Plannable gross area• Polygon• Primary circulation• Restricted area• Restricted headroom• Secondary circulation area• Service area

• Interior parking• Interstitial floor area• Major vertical penetration• Occupant

• Tenant area• Unassigned area• Usable area• Void area



studyCASE y

step-by-step case study

Based on the ASTM: standard practice for building floor area measurements for facility management•interior gross•plannable gross•plannableplannable•assignable



floor area relationshipsExterior Gross Area

Deduct the following: exterior grossto dominant portion, excluded area,p , ,

interstitial areas, restricted headroomareas, interior parking

Interior Gross AreaDeduct the following:

perimeter encroachments

Plannable Gross AreaDeduct the following: void areas,

Major vertical penetrations, service areas, primary circulationservice areas, primary circulation

Plannable Area:includes restricted areas, interior

encroachments, occupant void areas,assignable areas, secondary

circulation

First Floor (typical)



Interior Gross

Plannable Gross




Vertical Penetrations



Service Areas

Base Building CirculationPrimary Circulation+



Interior Encroachments

Unassignable Area



Amenity Area

Assignable Area



the portion of the floor(s) that is totally enclosed within the dominant

Insert gross diagram

interior gross area

portion

plannable gross area the portion of the floor that is totally enclosed within the interior face ofinterior face of perimeter encroachments at the floor plane and where there are no perimeterperimeter encroachments enclosed at the inside finished surface of the exterior walls.



plannable areais equal to the sum of the following areas:g-restricted areas-interiorencroachments-occupant void areas-unassignable areas-assignable areas-secondary circulation

assignable areaassignable areathe portion of the plannable area on a floor that can be assigned to occupant groupsoccupant groups or functions

Secondary Circulation



secondary circulation

to measure or not to measure? that is the question

summaryy



uses•strategic

l ti ti-lease negotiations-functional requirements

•operational-budget support-fit-upp

•tactical-chargebacks-space management

benefits of a united approach•consistent and compatible terminology and•consistent and compatible terminology and methodology•reusability of data-measure once, calculate many ways•comparable metrics and benchmarking•principles are being used by otherprinciples are being used by other organizations•will be integrated with the National Building Information and Modeling Standard (NBIMS)-a US-based standard



the future•ASTM has issued new standard based on unified approach•BOMA has just published Office Buildings: Standard Methods of Measurement and Calculating Rentable Area (2010)•BOMA published ‘Exterior’BOMA published Exterior•BIM standards will incorporate concepts•OSCRE has incorporated concepts

Q&A



You can contact me at:Thatcher Workplace Consulting613-595-0439613-595-0439thatcherworkplaceconsulting@live.ca

Thank you to Susan Hensey, Little, for her contributions to this presentation

Documents

The "How to" of IFMA Area Measure